3702 Candlebluff · San Antonio, TX 78244

$199,700

4 bd · 2.5 ba · 2,022 sqft · SingleFamily public records · 27 Days on market

Built 1995 5,575 sqft lot Est $214k · 7% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.3/30.0
• ARV discount +10.6/15.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PC1074 GREAT OPPORTUNITY TO BUILD YOUR OWN EQUITY! SOLD 'AS-IS.' SELLER EXEMPT FROM DISCLOSURE. PROVIDE PREQUAL LETTER OR PROOF OF FUNDS WITH OFFER. SELLER WILL COUNTER ON ADDENDUMS. FAX ALL OFFERS TO CATHY AT 525-8623.

Key facts

• Wood flooring
• Renovated
• Fresh paint

Tags

• RENOVATED
• FRESH PAINT
• NEW FIXTURES
• MODERN APPLIANCES
• WOOD FLOORING
• CUSTOM WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $36 ($430/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (5.9% below list).
• Recommended offer: $188k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in San Antonio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Candlewood El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 519 students, 90% FRL); Henry Metzger Middle (math 12% / reading 20%, grade F, #1,543 of 1,662 statewide, top 94%, 953 students, 90% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 86% FRL vs 57% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 193 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,005 (5.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $214,332
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3702 Candlebluff	0.00mi	4/2.5	2,022 (0%)	1mo	$199,700	$99	99
3713 Candlecreek Ct	0.04mi	4/2.0	2,180 (+8%)	6mo	$215,000	$99	78
6239 Post	0.21mi	3/2.5 (-1)	1,928 (-5%)	2mo	$199,999	$104	76
6351 Wild Flower	0.30mi	4/2.5	2,165 (+7%)	1mo	$230,000	$106	73
6526 Candledim	0.33mi	4/2.5	1,962 (-3%)	8mo	$249,999	$127	73
6334 Fence	0.38mi	4/2.5	1,982 (-2%)	8mo	$204,900	$103	72
3722 Candlecreek Ct	0.07mi	5/2.0 (+1)	2,180 (+8%)	7mo	$205,900	$94	71
6335 Fence Xing	0.36mi	3/2.5 (-1)	2,166 (+7%)	5mo	$215,000	$99	62
3343 Uresti	0.65mi	3/2.5 (-1)	2,027 (+0%)	5mo	$285,000	$141	60
2722 Green Leaf Way	0.33mi	3/2.5 (-1)	2,221 (+10%)	8mo	$242,000	$109	57
2715 Sunset	0.48mi	3/2.5 (-1)	2,249 (+11%)	8mo	$282,500	$126	48
2915 Sunset Bnd	0.58mi	4/2.5	2,320 (+15%)	1mo	$300,000	$129	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-34,169
• Equity at exit: $29,776

10-year hold

• IRR: -15.1%
• Equity multiple: 0.23×
• Total profit: $-42,855
• Equity at exit: $17,266

Cash invested: $55,916 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78244

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 193
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$1,047
• Tax from tax record: −$319 /mo · $3,827/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $36

Break-even live

Break-even rent $1,835

Max offer price $199,700

Occupancy floor 93%

Sensitivity live

Price	-10% $149	-5% $92	+0% $36	+5% $-21	+10% $-77
Rent	-10% $-113	-5% $-38	+0% $36	+5% $110	+10% $184
Rate	-1.0pp $136	-0.5pp $87	base $36	+0.5pp $-16	+1.0pp $-69

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,925
• Closing costs: $5,991
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3713 Candlebluff Dr San Antonio, TX	3.0	2.5	1501	$2,100	$1.40	16d	1	0.04mi
3633 Candlebrook Ln San Antonio, TX	3.0	2.0	1621	$1,495	$0.92	25d	1	0.12mi
3710 Candleglenn San Antonio, TX	3.0	2.5	1582	$1,650	$1.04	5d	1	0.14mi
6402 Candlewick Ct San Antonio, TX	4.0	2.5	2008	$1,790	$0.89	6d	1	0.22mi
6231 Post Ml San Antonio, TX	3.0	2.0	1447	$1,495	$1.03	25d	1	0.22mi
6231 Post Ml San Antonio, TX	3.0	2.0	1447	$1,495	$1.03	22d	1	0.22mi
2726 Candleridge Dr San Antonio, TX	3.0	2.0	1430	$1,349	$0.94	25d	1	0.23mi
6523 Candlecrest Ct San Antonio, TX	4.0	2.0	1905	$1,930	$1.01	45d	1	0.31mi
6458 Candleview Ct San Antonio, TX	4.0	2.5	2008	$1,645	$0.82	6d	1	0.31mi
6323 Wild Flower Way San Antonio, TX	4.0	2.5	2330	$2,055	$0.88	0d	1	0.32mi
6106 Candletree San Antonio, TX	5.0	2.5	1633	$2,600	$1.59	0d	1	0.33mi
3643 Cameron Spgs San Antonio, TX	3.0	1.5	1501	$1,180	$0.79	4d	1	0.37mi
2635 Green Leaf Way San Antonio, TX	3.0	2.5	2344	$1,900	$0.81	25d	1	0.37mi
2631 Green Leaf Way San Antonio, TX	4.0	2.5	1918	$1,689	$0.88	25d	1	0.38mi
6114 Hackberry Pond San Antonio, TX	3.0	2.5	2043	$1,695	$0.83	45d	1	0.40mi
2615 Green Leaf Way San Antonio, TX	4.0	2.5	2707	$1,789	$0.66	4d	1	0.40mi
2607 Bluff Xing San Antonio, TX	3.0	2.5	2241	$1,650	$0.74	6d	1	0.40mi
2610 Green Leaf Way San Antonio, TX	3.0	2.5	2003	$1,995	$1.00	12d	1	0.42mi
2638 Willow Pond San Antonio, TX	4.0	2.5	2320	$1,900	$0.82	45d	1	0.44mi
3422 Dunlap Flds Converse, TX	3.0	2.0	1450	$1,540	$1.06	22d	1	0.52mi
2606 Yaupon Rnch San Antonio, TX	4.0	2.5	2398	$2,500	$1.04	0d	1	0.52mi
6503 Davenport Bay Converse, TX	3.0	2.0	1494	$1,786	$1.20	0d	1	0.53mi
2414 Indian Frst San Antonio, TX	3.0	2.0	1604	$1,495	$0.93	22d	1	0.53mi
2414 Indian Frst San Antonio, TX	3.0	2.0	1604	$1,495	$0.93	25d	1	0.53mi
4122 Alaskian Sunrise San Antonio, TX	3.0	2.0	1454	$1,495	$1.03	45d	1	0.54mi
2338 Camberly Vw Converse, TX	4.0	3.0	2122	$1,850	$0.87	25d	1	0.57mi
2623 Barbwire Way San Antonio, TX	4.0	2.5	2323	$1,900	$0.82	23d	1	0.57mi
6022 Foster Bnd San Antonio, TX	5.0	3.0	2847	$2,600	$0.91	12d	1	0.58mi
6615 Port Elizabeth Converse, TX	3.0	2.0	1596	$1,489	$0.93	6d	1	0.58mi
6014 Foster Bnd San Antonio, TX	4.0	3.0	2268	$1,895	$0.84	5d	1	0.59mi
6510 Poseidon Way Converse, TX	3.0	2.0	1408	$1,539	$1.09	4d	1	0.64mi
6703 Foster Flds Converse, TX	4.0	2.0	1894	$1,850	$0.98	16d	1	0.64mi
6527 San Miguel Way Converse, TX	3.0	2.5	2042	$1,475	$0.72	45d	1	0.67mi
3302 Uresti Flds Converse, TX	3.0	2.5	2451	$1,950	$0.80	6d	1	0.69mi
6634 Poseidon Way Converse, TX	4.0	2.5	1990	$1,750	$0.88	45d	1	0.70mi
6634 Poseidon Way Converse, TX	4.0	2.5	1990	$1,750	$0.88	23d	1	0.70mi
5910 Summer Fest Dr San Antonio, TX	3.0	2.5	1812	$2,150	$1.19	45d	1	0.74mi
5990 Catalina Sunrise Dr San Antonio, TX	4.0	3.0	1600	$1,600	$1.00	3d	1	0.77mi
2715 Point Sur Converse, TX	4.0	2.5	2056	$1,785	$0.87	6d	1	0.77mi
2409 Key Hole Vw Converse, TX	3.0	2.0	1602	$1,600	$1.00	14d	1	0.80mi

Listing history 17 events

1. 2025-06-23
   status Pending
2. 2025-05-27
   listed $199,700 New
3. 2020-12-28
   soldstatus
4. 2017-07-25
   soldstatus
5. 2017-07-01
   historical
6. 2017-06-20
   price $139,900
7. 2017-06-05
   price $148,500
8. 2017-05-29
   price $150,999
9. 2017-05-18
   price $151,000
10. 2017-04-21
    status Back on Market
11. 2017-04-10
    historical Active Option
12. 2017-03-27
    price $155,000
13. 2017-03-19
    listed $169,000 New
14. 2005-02-08
    soldstatus 221-char remark

    Show marketing remark (221 chars)

    PC1074 GREAT OPPORTUNITY TO BUILD YOUR OWN EQUITY! SOLD 'AS-IS.' SELLER EXEMPT FROM DISCLOSURE. PROVIDE PREQUAL LETTER OR PROOF OF FUNDS WITH OFFER. SELLER WILL COUNTER ON ADDENDUMS. FAX ALL OFFERS TO CATHY AT 525-8623.

15. 2004-11-30
    listed $83,900 221-char remark

    Show marketing remark (221 chars)

    PC1074 GREAT OPPORTUNITY TO BUILD YOUR OWN EQUITY! SOLD 'AS-IS.' SELLER EXEMPT FROM DISCLOSURE. PROVIDE PREQUAL LETTER OR PROOF OF FUNDS WITH OFFER. SELLER WILL COUNTER ON ADDENDUMS. FAX ALL OFFERS TO CATHY AT 525-8623.

16. 1998-04-28
    soldstatus
17. 1995-07-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,827 · $319/mo
• Projected year-2 tax: $3,827 · $319/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,561
• − Mortgage interest: −$11,186
• − Property taxes: −$3,827
• − Insurance: −$998
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$5,809
• Taxable loss: −$2,871
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $1,119/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+138.0% since first listed

17 events — show timeline

• 2025-06-23 Pending — LERA
• 2025-05-27 Listed $199,700 LERA
• 2020-12-28 Sold (Public Records) — Public Records
• 2017-07-25 Sold (Public Records) — Public Records
• 2017-07-01 Listing Removed — LERA
• 2017-06-20 Price Changed $139,900 LERA
• 2017-06-05 Price Changed $148,500 LERA
• 2017-05-29 Price Changed $150,999 LERA
• 2017-05-18 Price Changed $151,000 LERA
• 2017-04-21 Relisted — LERA
• 2017-04-10 Contingent — LERA
• 2017-03-27 Price Changed $155,000 LERA
• 2017-03-19 Listed $169,000 LERA
• 2005-02-08 Sold (MLS) — LERA
• 2004-11-30 Listed $83,900 LERA
• 1998-04-28 Sold (Public Records) — Public Records
• 1995-07-01 Sold (Public Records) — Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,827 · -1.1% YoY. Source: county tax records.